850 Briarwood Trl · Lithia Springs, GA 30134

$290,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 63 Days on market

Built 1967 0.47 ac lot $221/sqft · 63% above area Est $357k · 19% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath brick ranch with no HOA, offering comfort, convenience, and room to grow. Inside, the kitchen features durable tile flooring, solid surface countertops, a large island perfect for gathering, and plenty of cabinet storage to keep everything organized. The kitchen also offers an open view to the living room, creating a great space for both everyday living and entertaining. The rest of the home features beautiful hardwood floors that add warmth and character throughout. Step outside to enjoy the lovely patio overlooking a beautiful fenced backyard, perfect for relaxing, grilling, or entertaining guests. The yard also includes a shed for tools and extra storage. The unfinished basement provides excellent potential for future expansion, whether you envision a workshop, media room, or additional living space. Schedule a showing and make this your own!

Key facts

• Large island
• 0.47 acre lot
• 2 parking spots

Tags

• DURABLE TILE FLOORING
• SOLID SURFACE COUNTERTOPS
• LARGE ISLAND
• PLENTY OF CABINET STORAGE
• OPEN VIEW TO LIVING ROOM
• BEAUTIFUL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (29.1% below list).
• Recommended offer: $206k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.6% in Lithia Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#311 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools F.
• Douglas County (suburban): math 23% / reading 35% proficiency, ranked #92 of 174 in GA (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 293 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Douglas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $250k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,754 (29.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.71% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 11.7

CMA / ARV

• ARV (median comp): $356,749
• List price: $290,000
• Delta: -18.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3883 N Pebble Dr	0.08mi	3/2.0	1,404 (+7%)	1mo	$200,000	$142	84
990 Walker Place Dr	0.42mi	3/2.0	1,361 (+4%)	0mo	$242,300	$178	74
1065 Walker Place Dr	0.48mi	3/2.0	1,361 (+4%)	8mo	$210,000	$154	65
3836 Wexford Dr	0.12mi	3/2.5	1,470 (+12%)	10mo	$280,000	$190	64
3971 Canebrake Ln	0.33mi	3/2.0	1,427 (+9%)	10mo	$294,500	$206	61
7025 Carolyn Cir	0.61mi	3/1.5	1,400 (+7%)	12mo	$255,000	$182	49
7144 Carolyn Cir	0.71mi	3/2.5	1,400 (+7%)	7mo	$280,000	$200	48
7047 Carolyn Cir	0.67mi	3/2.5	1,400 (+7%)	12mo	$240,000	$171	45
4113 Maroney Mill Rd	0.42mi	2/1.0 (-1)	1,507 (+15%)	5mo	$160,000	$106	42
7133 Carolyn Cir	0.68mi	3/2.0	1,184 (-10%)	16mo	$229,000	$193	38
1191 S Burnt Hickory Rd	0.69mi	2/1.0 (-1)	1,463 (+12%)	10mo	$215,000	$147	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.03% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.22×
• Total profit: $-63,564
• Equity at exit: $43,240

10-year hold

• IRR: -27.3%
• Equity multiple: -0.14×
• Total profit: $-92,369
• Equity at exit: $25,074

Cash invested: $81,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30134

• Home prices YoY: -22.4%
• Rents YoY: 0.0%
• Active inventory: 293
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-165

Break-even live

Break-even rent $2,266

Max offer price $260,877

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-83	+0% $-165	+5% $-247	+10% $-329
Rent	-10% $-327	-5% $-246	+0% $-165	+5% $-84	+10% $-2
Rate	-1.0pp $-19	-0.5pp $-91	base $-165	+0.5pp $-240	+1.0pp $-316

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
936 Edgewood Ln Douglasville, GA	4.0	2.0	1859	$2,079	$1.12	6d	1	0.09mi
872 Woodside Dr Douglasville, GA	3.0	2.5	1494	$2,049	$1.37	22d	1	0.48mi
4349 Parkview Dr Lithia Springs, GA	3.0	2.0	1292	$1,775	$1.37	44d	1	1.02mi
4355 Donegal Cir Lithia Springs, GA	3.0	1.0	1232	$1,670	$1.36	44d	1	1.04mi
4332 Clare Ln Lithia Springs, GA	4.0	1.0	1040	$1,450	$1.39	44d	1	1.10mi
4178 S Martin Way Lithia Springs, GA	3.0	2.0	1520	$1,825	$1.20	44d	1	1.30mi

Listing history 33 events

1. 2026-06-18
   days on market $290,000 Active 63 DOM
2. 2026-06-17
   days on market $290,000 Active 62 DOM
3. 2026-06-16
   listing id $290,000 Active 61 DOM
4. 2026-06-16
   listing id $290,000 Active 61 DOM
5. 2026-06-15
   days on market $290,000 Active 61 DOM
6. 2026-06-13
   days on market $290,000 Active 59 DOM
7. 2026-06-09
   days on market $290,000 Active 55 DOM
8. 2026-06-08
   days on market $290,000 Active 54 DOM
9. 2026-06-07
   days on market $290,000 Active 53 DOM
10. 2026-06-04
    days on market $290,000 Active 50 DOM
11. 2026-06-03
    days on market $290,000 Active 49 DOM
12. 2026-06-02
    days on market $290,000 Active 48 DOM
13. 2026-06-01
    days on market $290,000 Active 47 DOM
14. 2026-05-31
    days on market $290,000 Active 46 DOM
15. 2026-04-15
    listed $290,000 New 887-char remark

    Show marketing remark (887 chars)

    Charming 3-bedroom, 2-bath brick ranch with no HOA, offering comfort, convenience, and room to grow. Inside, the kitchen features durable tile flooring, solid surface countertops, a large island perfect for gathering, and plenty of cabinet storage to keep everything organized. The kitchen also offers an open view to the living room, creating a great space for both everyday living and entertaining. The rest of the home features beautiful hardwood floors that add warmth and character throughout. Step outside to enjoy the lovely patio overlooking a beautiful fenced backyard, perfect for relaxing, grilling, or entertaining guests. The yard also includes a shed for tools and extra storage. The unfinished basement provides excellent potential for future expansion, whether you envision a workshop, media room, or additional living space. Schedule a showing and make this your own!

16. 2026-04-15
    listed $290,000 Active 887-char remark

    Show marketing remark (887 chars)

    Charming 3-bedroom, 2-bath brick ranch with no HOA, offering comfort, convenience, and room to grow. Inside, the kitchen features durable tile flooring, solid surface countertops, a large island perfect for gathering, and plenty of cabinet storage to keep everything organized. The kitchen also offers an open view to the living room, creating a great space for both everyday living and entertaining. The rest of the home features beautiful hardwood floors that add warmth and character throughout. Step outside to enjoy the lovely patio overlooking a beautiful fenced backyard, perfect for relaxing, grilling, or entertaining guests. The yard also includes a shed for tools and extra storage. The unfinished basement provides excellent potential for future expansion, whether you envision a workshop, media room, or additional living space. Schedule a showing and make this your own!

17. 2026-04-14
    historical
18. 2026-04-14
    historical
19. 2026-04-02
    price $290,000
20. 2026-04-02
    price $290,000
21. 2026-03-12
    listed $295,000 New
22. 2026-03-12
    listed $295,000 Active
23. 2025-06-02
    historical
24. 2025-06-02
    historical
25. 2025-03-07
    price $297,000
26. 2025-03-07
    price $297,000
27. 2025-02-22
    price $299,999
28. 2025-02-22
    price $299,999
29. 2025-02-08
    price $304,000
30. 2025-02-08
    price $304,000
31. 2025-01-16
    listed $305,000 New
32. 2025-01-09
    listed $305,000 Active
33. 2022-05-11
    soldstatus $250,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $1,784 · $149/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$884/yr (+$74/mo · 49.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,690
• − Mortgage interest: −$16,245
• − Property taxes: −$1,784
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$8,436
• Taxable loss: −$7,175
• Est. tax savings @ 24.0%: +$1,722
• After-tax cash flow: $-256/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Douglas County
• NCES district ID: 1301860
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $55,335
• Composite: 25.84/100
• National rank: #7353
• State rank: #92 of 174 in GA

Livability — Lithia Springs

• Score: 62/100
• State rank: #311
• US rank: #16881

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C- Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Douglas County · 141,416 people
• City population: 27,036
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 47,580
• Household income: $76,574
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1339.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 163,022 people
• By 2030: 173,956 · +6.7%
• By 2040: 196,859 · +20.8%
• By 2050: 220,017 · +35.0%
• By 2075: 279,831 · +71.7%
• By 2100: 322,702 · +97.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 44% White 37% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid D (+31.4) · D 65.4% · R 33.9%
• 2008→2024 swing: +29.6pp toward D · 2008: 1.8pp · 2024: 31.4pp
• All cycles: 2024: D+31.4 2020: D+25.1 2016: D+10.8 2012: D+4.0 2008: D+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.36%
• Current HPI: 243.9426
• Rent YoY: ▬ 0.03%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+16.0% since first listed

19 events — show timeline

• 2026-04-15 Listed $290,000 FMLS
• 2026-04-15 Listed $290,000 GAMLS
• 2026-04-14 Listing Removed — FMLS
• 2026-04-14 Listing Removed — GAMLS
• 2026-04-02 Price Changed $290,000 GAMLS
• 2026-04-02 Price Changed $290,000 FMLS
• 2026-03-12 Listed $295,000 FMLS
• 2026-03-12 Listed $295,000 GAMLS
• 2025-06-02 Listing Removed — FMLS
• 2025-06-02 Listing Removed — GAMLS
• 2025-03-07 Price Changed $297,000 GAMLS
• 2025-03-07 Price Changed $297,000 FMLS
• 2025-02-22 Price Changed $299,999 GAMLS
• 2025-02-22 Price Changed $299,999 FMLS
• 2025-02-08 Price Changed $304,000 GAMLS
• 2025-02-08 Price Changed $304,000 FMLS
• 2025-01-16 Listed $305,000 GAMLS
• 2025-01-09 Listed $305,000 FMLS
• 2022-05-11 Sold (Public Records) $250,000 Public Records

Property tax history

+14.6%/yr

Latest (2025): $1,784 · -0.2% YoY. Source: county tax records.